Cinematic Media Day
Twilight, aerial, lifestyle stills and a directed property film shot in one coordinated production day. Every asset is created for this home, never templated.
A Sellers Reserve Auction · Prepared for Jeffrey Lin
13321 Bubbling Well Rd,
Tustin.
A fully remodeled single level home on a quiet cul-de-sac. Launched Wednesday, September 23. Sold under the hammer, Saturday, October 10, 2026.
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Introduction
Jeffrey,
thank you for the time and the trust.
Thank you for opening the door to a different approach for bringing 13321 Bubbling Well Rd to market. After our conversation we wanted to come back with something concrete: a campaign built specifically for this home, this street, and the buyer pool active in Tustin right now.
That pool is wider than the neighborhood. Alongside local families we target out of state relocation buyers, overseas buyers in Greater China, Taiwan, Hong Kong, Korea and Canada, and both domestic and foreign investors who buy in Tustin Ranch for schools, tenancy and long term hold. The more buyer groups competing on auction day, the higher the number your home reaches.
You raised the most important question any seller can ask: is the pricing strategy right? We have addressed it head on in this presentation, because it deserves a real answer rather than a comfortable one. Our single objective is to achieve the maximum price the market will pay for your home, and the way we get there is by getting the process right first.
What follows is the method, the marketing program, the pricing strategy and the day by day calendar, all converging on a live on-site auction on Saturday, October 10, 2026.
Michael Mahon & Vickie Amano
Pricing Strategy
Get the process right, and the price takes care of itself.
Our core objective is simple and it never changes: achieve the maximum price the market is willing to pay for 13321 Bubbling Well Rd. Price is not something we declare at the start. It is the outcome of a process, and the quality of that process determines the number you sign for.
Opening Price Guide
$1.88M
We launch with a price guide of $1,880,000. This is a deliberate entry point engineered to pull the maximum number of qualified buyers through the door in the first ten days, not a valuation and not a ceiling.
As activity, inspection numbers and buyer feedback warrant it, we revise the guide upward incrementally through the campaign. The market tells us when to move, and every increase is evidence based and agreed with you first.
Your reserve remains private and entirely yours
Why not price high and see?
An ambitious asking price filters out the very buyers who would have competed. Interest thins, days on market build, and the only lever left is a reduction, which signals weakness and invites discounting.
Why not price at the number you want?
A fixed asking price becomes a ceiling. No buyer offers above the number written on the sign. Competition, not a price tag, is what takes a result past expectation.
Why a guide that can rise?
An upward revision is the most powerful signal in a campaign. It tells the market demand is real, it validates the buyers already engaged, and it moves them from watching to acting.
Where does the reserve sit?
We set the reserve privately with you in auction week, after five weeks of real evidence, not five weeks of speculation. The home never sells below it.
"A compelling value proposition attracts the buyers. A clever, strategically sound pricing strategy converts that attraction into competition. You need both."
01
Attract
Maximum enquiry, inspections and engagement in the first ten days.
02
Optimize
Qualify buyers, gather feedback, and lift the guide as evidence allows.
03
Compete
Bring qualified buyers together on one day where they must act.
For context: the home last traded at $1,795,000 in December 2023 after 61 days on market, and current automated estimates span a wide $1.45M to $2.0M range. That spread is exactly why the market, not an algorithm and not an asking price, should set the number on October 10.
The Marketing Program
Marketing is where the difference is made.
Most listings are advertised. Yours will be campaigned. Our strategy, methodology, creative and collateral are built to a standard no other brokerage in this market delivers, because attraction is the engine of price.
Dedicated Property Website
A standalone site for 13321 Bubbling Well Rd with the full media suite, floor plan, disclosures and a bidder registration path. Shareable, trackable, and built to convert.
Precision Digital Targeting
Multi-wave paid social and search, geo and interest targeted across Orange County and beyond, with retargeting that follows engaged buyers through the entire five weeks.
Database & Buyer Outreach
Direct outreach to our qualified buyer database and the FirstTeam agent network, plus personal calls to every buyer who has recently missed out on a comparable home.
Premium Print & Signage
Editorial quality brochures, a full colour campaign board and street presence that positions the home as an event rather than another listing.
Curated Inspection Program
Broker preview, twilight tour, weekend open homes and private appointments, each one staged, hosted and followed up with structured feedback captured for you.
Our Philosophy
Success by design.
Luck has no place in how modern real estate is sold.
13321 Bubbling Well Rd has been rebuilt to a standard most buyers in this price band never get to see. A home like this deserves more than exposure, it deserves the right strategy.
The traditional approach is simple: list it, price it, and wait. If the market doesn't respond, the price gets reduced, and over time, that can quietly work against you. Time on market doesn't create value. It erodes it.
At Sellers Reserve we take a different path. We don't just list, we position, and we build a structured campaign engineered to engage the entire market at once, rather than letting it trickle in over time.
- 01
Reposition
Elevate how the home is perceived in the market.
- 02
Launch
A high-impact campaign engineered for maximum attention.
- 03
Qualify
Reach out to and pre-screen serious, capable buyers.
- 04
Compress
A defined window creates real urgency.
- 05
Compete
Bring buyers together where they have to act.
- 06
Close
Let the market compete with itself, not with you. Competition is the ultimate driver of price.
"The ideal buyer pays the ideal price. Our job is to attract the right buyers, not just any buyer, and create the conditions for them to compete."
Control & Flexibility
Jeffrey, we put you in the driver's seat.
Your reserve price ensures 13321 Bubbling Well Rd will never sell below a level you accept. You retain control throughout the entire campaign.
And if the home doesn't sell under the hammer on October 10, we don't start over. We move immediately into Phase II, where, from a position of strength, we negotiate with the buyers who have already qualified, engaged, and committed to the buying process.
The risk of the traditional approach isn't just time: it's failing to fully draw out real demand and leaving genuine value on the table.
The Traditional Trap
A conventional listing quietly costs you.
Limited Initial Exposure
Buyer interest builds slowly, dampening momentum at the very moment a campaign should launch.
No Clear Timeframe
Without a defined deadline, urgency drops and decisions get deferred.
Isolated Negotiations
Buyers act independently, limiting competition and overall leverage.
Extended Time on Market
Prolonged exposure can affect perception and ultimate outcome.
A clear difference in approach
Traditional listing vs Sellers Reserve Auction.
| Traditional Sale | SR Auction | |
|---|---|---|
| Pricing Approach | A fixed asking price can set an upper ceiling on offers. | A price guide that can rise with demand. No ceiling. |
| Timeframe | No deadline; can sit on the market for a long time. | Defined campaign schedule leading to a specific sale date. |
| Sale Conditions | Often subject to financing, inspection, or other contingencies. | Unconditional sale, providing greater certainty. |
| Buyer Motivation | Without a deadline, buyers can delay or negotiate harder. | A defined date creates urgency and prompts decisive action. |
| Negotiation Style | Private, one-on-one negotiations limit competitive pressure. | Real-time competitive bidding often pushes price higher than expected. |
| Market Perception | Can feel like a waiting game, reducing momentum. | Positioned as an event, generating interest and energy. |
| Price Adjustments | May require reductions if initial pricing is too high. | Guide moves upward as demand is proven. |
| Buyer Pool | May attract conditional or less committed buyers. | Buyers are prepared and ready to meet terms. |
27
Years at the front line of premium real estate
2,000+
Properties successfully sold
2
Network ecosystem: Sellers Reserve and First Team
Why Sellers Reserve
Your home deserves more. And we deliver it.
The most powerful, transparent and rewarding home sale experience in California, a strategically executed marketing and sales process designed to maximize the value of 13321 Bubbling Well Rd and deliver an outstanding result.
The value of your home should not be guessed. It should be driven by real market demand.
Powerful Marketing Engine
Leading-edge technology and a campaign designed to attract the most serious, competitive buyers.
Genuinely Motivated Buyers
Targeted outreach, domestic and international, that converts interest into real-time competition.
Immediate & Unconditional
The sale is certain the moment the hammer falls. No waiting, no conditions, no uncertainty.
Expert, End-to-End Management
Recognized specialists handle every detail, ensuring a smooth transaction through to close.
The Property
A fully remodeled single level home on a quiet cul-de-sac.
13321 Bubbling Well Rd is a permitted, ground up remodel: four bedrooms with walk-in closets, three bathrooms, a light filled 2,154 sq ft single level plan, and a 14 ft five panel bifold slider opening to a 400 sq ft covered deck with kitchenette, built-in BBQ, dining, lounge and fire pit.
New plumbing and electrical, tankless water heater, whole house soft water and whole house fan, updated HVAC, Nest, 5.2 surround home theatre, epoxy garage floors and a four car driveway. Astroturf front and back with heat resistant pavers and olive trees. No HOA, and Red Hill Elementary is rated A minus.
Bedrooms
4
Bathrooms
3
Interior
2,154 sq ft
Outdoor deck
400 sq ft covered
Setting
Quiet cul-de-sac · No HOA
Garage
2 car attached · 4 car drive
The Method
What is a Sellers Reserve Auction?
The most advanced and effective way to sell real estate in California today. A proprietary platform that creates a high-energy competitive environment among qualified buyers, driving urgency and revealing the property's true market value, in the open.
You hold the reserve. Buyers compete openly. The market, not negotiation, sets the price.
01
Attraction Based Marketing
We do not advertise a price and wait. We build a five week campaign designed to attract the widest possible pool of genuine buyers, then convert that attention into inspections, feedback and registered bidders.
02
Transparent Competition
An open, on-site forum where qualified buyers reveal true market demand in real time. No back-channel negotiation, no guesswork, no buyer holding information you cannot see.
03
Certain Outcome
A defined date, defined terms and an unconditional contract. You know exactly when the home sells, and on your terms, with the reserve always in your hands.
"Get the process right, and the price will take care of itself."
Timeline
Five weeks. One outcome.
From listing prep the week of September 7, to launch and broker preview on Wednesday September 23, to the hammer falling on Saturday, October 10 at 2:00 PM, every day is staged.
September 7 to 13, 2026
Week 1 · Listing Prep & Strategy
- · Listing agreement, price guide and reserve strategy set
- · Styling consult, detail polish and pre-inspection
- · Comparable analysis and Success Blueprint delivered
September 14 to 20, 2026
Week 2 · Media Build & Pre-Market
- · MEDIA DAY: twilight, aerial, lifestyle and film
- · All campaign collateral finalized and approved
- · COMING SOON teaser and database email to the buyer pool
September 21 to 27, 2026
Week 3 · Market Launch
- · LAUNCH · Listing goes LIVE Wednesday September 23
- · Broker preview Wednesday · Twilight tour Thursday
- · Open House Saturday and Sunday, 1 to 4 PM
September 28 to October 4, 2026
Week 4 · Market Saturation
- · Digital, social and print expansion, wave two
- · Price guide reviewed against live buyer feedback
- · Bidder qualification and briefings begin
October 5 to 11, 2026
Week 5 · Auction Week
- · Deposits collected and bidder confirmation calls
- · Final Open House and on-site rehearsal
- · LIVE ON-SITE AUCTION · Saturday October 10 · 2:00 PM
Auction Day
Saturday, October 10, 2026
2:00 PM on-site.
A live, on-site auction staged at 13321 Bubbling Well Rd with registered, pre-qualified bidders. Open and transparent. Unconditional contract signed on the day. Jeffrey holds the reserve.
- Format
- Live on-site, open auction
- Bidders
- Qualified & deposited
- Reserve
- Privately set by seller
- Contract
- Unconditional, signed same day
Auction Day
Your Team
Presented in person by Michael & Vickie.
Founder & CEO
Michael Mahon
Founder, CEO · Sellers Reserve
Twenty-seven years at the front line of high-performance real estate and more than 2,000 homes sold. A leading auction specialist, keynote speaker and operator, Michael founded Sellers Reserve to give sellers a transparent, certain alternative to the traditional listing.
michael@sellersreserve.com · +1 949 887 0350
CA DRE #02076897
Listing Agent
Vickie Amano
Realtor® · First Team Real Estate
Vickie brings deep Tustin and Orange County market knowledge to the campaign, managing buyer relationships, open homes and private tours, and converting genuine interest into qualified, deposited bidders on auction day.
vickieamano@firstteam.com · 213-573-9957
CA DRE #02283055 · vickieamano.firstteam.com
4 Corporate Plaza, Suite 100, Newport Beach, CA 92660
FIRSTTEAM® REAL ESTATE · CA DRE# 01008773 · Sellers Reserve is an auction marketing platform operating in partnership with FirstTeam® Real Estate.
Further Viewing
Two short films from Michael.
The thinking behind the method, in Michael's own words.
Time Kills Price
Why Auction?
Investment
Two separate lines, nothing hidden.
Two distinct services, priced separately. First Team provides the brokerage representation. Sellers Reserve provides and funds the auction campaign. One does not subsidise or inflate the other, and both are payable only on a successful sale.
Zero out of pocket marketing cost to you
2.5%
Brokerage Commission · First Team
Listing side representation, contract negotiation, disclosure management, escrow oversight and close. Paid to the brokerage at close of escrow, exactly as it would be on any conventional sale. Any compensation offered to a buyer's agent is a separate decision, entirely at your discretion.
1.5%
Sellers Reserve Platform Fee
A single flat fee covering the entire auction program. Sellers Reserve funds the campaign up front, you are never invoiced for marketing.
- ·Professional photography, video and drone
- ·Digital, social and print media buy
- ·Dedicated property website and collateral
- ·Buyer qualification and bidder registration
- ·Auctioneer and auction day production
- ·Five week campaign management
Independent of the brokerage commission
0%
Buyer's Premium
Traditional auction houses add a 10 to 15% buyer's premium on top of the winning bid. We do not, because it is counter productive. Buyers simply deduct it from what they are willing to bid, so the seller ends up paying for it indirectly, and it pulls the bidder into a calculating, analytical mindset at the exact moment you want them bidding with emotion.
Total, payable at close
Contingent on a successful sale. No sale, no fee.
Our commitment is to take full responsibility for everything within our control, strategy, positioning, marketing execution, buyer engagement, and negotiation, and to approach the campaign with absolute commitment to the best possible result.
No agent, platform, or method can fully control the price the market is willing to pay. What we can do is influence the market and create the conditions for the best outcome, and that is exactly what we are built to do.
Next Step
Jeffrey, when you're ready,
we start the clock.
Signing the listing agreement this week secures the October 10 auction date, the September 23 launch, and the full marketing calendar, so you know exactly when Bubbling Well Rd sells.